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Most people trying to venture into real estate investing are scared away because they do not have big money to spend as capital.

 Others get scared because of potential risks involved.
 
 This article will show you how to buy and sell houses with no risk, no money and sometimes not buying any houses.

 Good thing is you will get your money within 30 days from $3000 to $20,000 pre deal.

Wholesale real estate investing, or flipping houses, is probably the best way to start as an investor.

 You get to learn the process of buying and selling houses - repair estimates, making offers, preparing paperwork and closing.

 The process of flipping houses involves locating cheap houses then selling them to other real estate investors.   The investors usually fix up the houses and sell them or rent them out.

 So how does it work?
1)    Locate houses for sale
 These houses do not have a for sale sign in the front yard.  Few if any of them will ever be listed in the MLS.

 They are easy to locate when you drive around.   Typically you will get 5 to 10 potential properties in an hour in a good neighborhood.

 The yard will be untidy and over-grown, mailbox over-flowing with uncollected mail , and generally looking abandoned.

  Check the county records to find the owner.    Send direct mail asking to buy the houses.

Always leave a post card on the door in case they come back.

 Some might have tried in vain to sell. This makes expired listings quite attractive.   Make sure they have owned the properties for at least 10 years.   They might have built some equity in the time.

 People in legal trouble quickly become motivated sellers. These include people going through divorce, facing liens, bankruptcies, etc.

 People with inherited probate property are the greatest motivated sellers.

 Once you talk to the owners, find out how much they want for the house, repair estimate,  mortgage balance and its fair market value.
 Repair estimate does not need to be accurate.

Chances are you will get at least sixty cents on the dollar minus repairs or less.

2)    Sell quickly
 When you get it under contract, send it out to rehabbers in your area.

 Advertise online and classified ads in local papers.

 You must have a good real estate investor website to list it on - including pictures, repairs, comparable sales, video virtual tours, etc.   The more details you provide, the faster you will sell.

 Your real estate investor website must have the capability to build a list of potential buyers for future deals.

Check the foot of this article for a good website.

  Assign the contract to the buyer if you stand to make $5000 or less.  You will end up with an assignment fee.   If it is more than $5000, I prefer to do a simultaneous closing where I buy and sell on the same closing table.

This means even if you make $15,000, they will not know and get cold feet.

 You end up making money with little to no money of your own invested in it, maybe as little as $100.

 You can do 3 to 5 deals like these in a month working few hours a week.

Simon Macharia is a real estate investor in Dallas Texas mainly wholesaling houses. He flips his houses quickly through his buyers list built through his real estate investor website from http://www.RealEstateInvestorsWebsites.net